6713 Woodrow St · Texas City, TX 77591

$170,000

4 bd · 2.0 ba · 1,316 sqft · SingleFamily public records · 105 Days on market

Built 2013 10,001 sqft lot $129/sqft · at area comps Est $178k · at est.

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Why this score? — see what drove the C 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 +21.2/30.0
• ARV discount +9.6/15.0
• DSCR +6.8/10.0
• 1% rule +6.7/10.0
• 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

4-bedroom, 2-bath home in Texas City offering a functional layout and spacious backyard. Tile flooring throughout and a large living area provide a solid foundation for customization. Conveniently located near schools, shopping, and major roadways for easy commuting. Investor-friendly opportunity with potential for renovation, rental income, or redevelopment.

Key facts

• Large living area
• Spacious backyard
• Tile flooring

Tags

• SPACIOUS BACKYARD
• TILE FLOORING
• LARGE LIVING AREA

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $155k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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+, schools F, amenities 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.
• Market conditions: Rents rising fast (+4.7%/yr); 240 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 35% of the median local income ($69k/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 $1k of loan paydown is wiped out by about $5k 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 105 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
6. 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?
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: 1.17% ✓
• Cap rate: 8.03%
• Cash-on-cash: 6.20%
• DSCR: 1.28
• GRM: 7.1

CMA / ARV

• ARV (median comp): $178,304
• List price: $170,000
• Delta: -4.66%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6618 Park Ave	0.09mi	3/2.5 (-1)	1,362 (+4%)	5mo	$204,900	$150	79
7214 Whippoorwill Ln	0.38mi	4/2.0	1,292 (-2%)	2mo	$128,000	$99	77
7211 Mockingbird Ln	0.29mi	3/1.5 (-1)	1,300 (-1%)	2mo	$187,600	$144	76
6519 Anderson St	0.09mi	3/2.0 (-1)	1,490 (+13%)	4mo	$210,000	$141	65
7011 Anderson St	0.17mi	3/1.0 (-1)	1,176 (-11%)	1mo	$80,000	$68	65
7306 Nightingale Cir	0.34mi	4/2.0	1,502 (+14%)	6mo	$230,000	$153	56
208 Preston St	0.64mi	3/1.0 (-1)	1,364 (+4%)	0mo	$157,999	$116	55
118 Brown St	0.67mi	3/1.0 (-1)	1,275 (-3%)	1mo	$205,000	$161	54
229 S Fulton St S	0.46mi	3/1.5 (-1)	1,474 (+12%)	1mo	$159,900	$108	51
26 W Red Oak Ln	0.71mi	4/2.0	1,463 (+11%)	4mo	$219,900	$150	45
5717 Eunice St	0.69mi	3/1.5 (-1)	1,433 (+9%)	2mo	$110,000	$77	44
7806 Jonquil Dr	0.72mi	3/2.0 (-1)	1,512 (+15%)	3mo	$229,900	$152	34

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 · 4.67% rent growth · sell at horizon

5-year hold

• IRR: -4.6%
• Equity multiple: 0.82×
• Total profit: $-8,343
• Equity at exit: $25,348

10-year hold

• IRR: 7.2%
• Equity multiple: 1.59×
• Total profit: $27,886
• Equity at exit: $14,698

Cash invested: $47,600 (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 77591

• Home prices YoY: -5.6%
• Rents YoY: 4.7%
• Active inventory: 240
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,994 high
• Mortgage (P&I): −$891
• Tax from tax record: −$367 /mo · $4,400/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $246

Break-even live

Break-even rent $1,682

Max offer price $170,000

Occupancy floor 83%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7510 Hummingbird Ln Texas City, TX	3.0	1.5	1200	$1,550	$1.29	3d	1	0.56mi
619 N Vionett Ln Texas City, TX	3.0	2.0	1204	$1,550	$1.29	5d	1	0.63mi
8208 Ash Rd Texas City, TX	4.0	2.0	1701	$1,795	$1.06	44d	1	0.99mi
203 Beatrice St La Marque, TX	3.0	1.0	1304	$1,395	$1.07	24d	1	1.11mi
1006 E Camp Cir La Marque, TX	3.0	1.0	1230	$1,500	$1.22	24d	1	1.22mi
14403 Daniel Shores Dr La Marque, TX	4.0	3.0–3.5	1872	$2,600	$1.39	1d	12	1.24mi
1013 Margot St La Marque, TX	3.0	2.0	1099	$1,500	$1.36	19d	1	1.28mi
113 N Pecan Dr Texas City, TX	4.0	2.0	1468	$3,000	$2.04	44d	1	1.44mi
1401 Austin St La Marque, TX	4.0	3.0	1542	$2,400	$1.56	44d	1	1.47mi

Listing history 14 events

1. 2026-06-18
   days on market $170,000 Active 105 DOM
2. 2026-06-17
   days on market $170,000 Active 104 DOM
3. 2026-06-16
   days on market $170,000 Active 103 DOM
4. 2026-06-15
   days on market $170,000 Active 102 DOM
5. 2026-06-13
   days on market $170,000 Active 100 DOM
6. 2026-06-09
   days on market $170,000 Active 96 DOM
7. 2026-06-08
   days on market $170,000 Active 95 DOM
8. 2026-06-07
   pricedays on market $170,000 Active 94 DOM
9. 2026-06-04
   days on market $189,900 Active 91 DOM
10. 2026-06-03
    days on market $189,900 Active 90 DOM
11. 2026-06-02
    days on market $189,900 Active 89 DOM
12. 2026-06-01
    days on market $189,900 Active 88 DOM
13. 2026-05-31
    days on market $189,900 Active 87 DOM
14. 2026-03-05
    listed $189,900 Active 361-char remark

    Show marketing remark (361 chars)

    4-bedroom, 2-bath home in Texas City offering a functional layout and spacious backyard. Tile flooring throughout and a large living area provide a solid foundation for customization. Conveniently located near schools, shopping, and major roadways for easy commuting. Investor-friendly opportunity with potential for renovation, rental income, or redevelopment.

ⓘ 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: $4,400 · $367/mo
• Projected year-2 tax: $4,400 · $367/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 6/10 Major FEMA zone X (shaded) · 55% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,925
• − Mortgage interest: −$9,523
• − Property taxes: −$4,400
• − Insurance: −$850
• − Repairs & maintenance: −$1,914
• − Management: −$1,914
• − Depreciation: −$4,945
• Taxable income: $379
• Est. tax owed @ 24.0%: −$91
• After-tax cash flow: $2,862/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): 18,294
• Household income: $68,593
• Rent vs Own: 44.6% rent · 55.4% own
• Severe rent burden: 718.0

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 0.65)
• Race & ethnicity: Black 50% White 26% Hispanic / Latino 19% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 88% English-only · Spanish 9% Other Indo-European 1% Chinese 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: ▼ -14.63%
• Current HPI: 247.1905
• Rent YoY: ▲ 4.67%
• 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

1 event — show timeline

• 2026-03-05 Listed $189,900 HARMLS

Property tax history

+20.7%/yr

Latest (2025): $4,400 · +12.9% YoY. Source: county tax records.