620 6th St · San Leon, TX 77539

$187,499

3 bd · 1.0 ba · 1,160 sqft · SingleFamily public records · 103 Days on market

Built 1985 6,400 sqft lot $162/sqft · 21% below area Est $238k · 21% under

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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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.2/10.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and well cared for 3 bedroom, 2 bath cottage just three blocks from beautiful Galveston Bay. January 2026 updates include new laminate flooring in the living room and bedrooms, fresh bedroom paint, and foundation leveling, giving it a clean, move-in ready feel. Perfect for first time buyers looking for comfort and value. Additional highlights include: • Roof replaced August 16, 2024 by Stronghold Roofing with transferable warranty • Breaker box replaced about 2 years ago • Double pane windows for energy efficiency • Spacious two car carport with 30/40 amp trailer hookup and drain connector • Laminate and tile flooring throughout. Per previous owner, home was built in 1985 and fully rebuilt from the frame out in 2006. Current owner has maintained it well with ongoing care and updates. All appliances included.

Key facts

• Foundation leveling
• Double pane windows
• Breaker box replaced

Tags

• NEW LAMINATE FLOORING
• FRESH INTERIOR PAINT
• FOUNDATION LEVELING
• ROOF REPLACED
• BREAKER BOX REPLACED
• DOUBLE PANE WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $187k.

Deal economics

• At list price, monthly cash flow is $-188 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (17.8% below list).
• Meets the 1% rule at list price ($2k rent vs $187k).
• Recommended offer: $154k (17.8% below list) — sets the bar for cash-flow.
• Cap rate 7.8% vs local median 1.7% in San Leon — 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 (#899 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: amenities F, commute F, health & safety F.
• Dickinson ISD (suburban): math 39% / reading 40% proficiency, ranked #366 of 826 in TX (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: San Leon El (math 27% / reading 23%, grade F, #3,013 of 4,322 statewide, top 70%, 658 students, 84% FRL); R D Mcadams J H (math 32% / reading 40%, grade F, #805 of 1,662 statewide, top 50%, 950 students, 65% FRL); Dickinson H S (math 30% / reading 46%, grade F, #880 of 1,632 statewide, top 54%, 3,619 students, 64% FRL).
• Market conditions: Rents soft (-0.1%/yr); 678 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 103 days — a 9% lower offer ($171k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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 $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,201 (17.8% 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 103 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.02% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.44%
• DSCR: 1.24
• GRM: 8.2

CMA / ARV

• ARV (median comp): $238,308
• List price: $187,499
• Delta: -21.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
710 6th St	0.11mi	3/2.0	1,186 (+2%)	0mo	$249,000	$210	87
601 4th St	0.16mi	2/1.0 (-1)	1,170 (+1%)	13mo	$123,500	$106	75
1133 9th St	0.67mi	3/1.0	1,140 (-2%)	5mo	$110,000	$96	62
939 12th St	0.54mi	3/2.0	1,104 (-5%)	6mo	$239,900	$217	58
216 11th St	0.60mi	3/2.0	1,152 (-1%)	16mo	$249,900	$217	54
416 13th St	0.50mi	2/2.0 (-1)	1,120 (-3%)	10mo	$234,900	$210	53
213 6th St	0.52mi	3/2.0	1,100 (-5%)	17mo	$144,900	$132	49
412 13th	0.52mi	2/2.0 (-1)	1,120 (-3%)	16mo	$199,900	$178	48
935 10th St	0.45mi	2/1.0 (-1)	1,024 (-12%)	10mo	$179,999	$176	46
1015 10th St	0.53mi	2/2.0 (-1)	1,232 (+6%)	16mo	$174,000	$141	43
236 3rd St	0.50mi	2/1.0 (-1)	992 (-14%)	14mo	$205,000	$207	36
1127 12th St	0.73mi	2/2.0 (-1)	1,080 (-7%)	18mo	$219,900	$204	31

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -28.0%
• Equity multiple: 0.09×
• Total profit: $-47,695
• Equity at exit: $27,957

10-year hold

• IRR: -52.6%
• Equity multiple: -0.48×
• Total profit: $-77,446
• Equity at exit: $16,211

Cash invested: $52,500 (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 77539

• Home prices YoY: -29.8%
• Rents YoY: -0.1%
• Active inventory: 678
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,904 medium
• Mortgage (P&I): −$983
• Tax from tax record: −$205 /mo · $2,456/yr
• Insurance: −$78
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-188

Break-even live

Break-even rent $2,143

Max offer price $154,201

Occupancy floor —

Sensitivity live

Price	-10% $-82	-5% $-135	+0% $-188	+5% $-242	+10% $-295
Rent	-10% $-339	-5% $-264	+0% $-188	+5% $-113	+10% $-38
Rate	-1.0pp $-94	-0.5pp $-141	base $-188	+0.5pp $-237	+1.0pp $-287

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: $46,875
• Closing costs: $5,625
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
535 12th St Dickinson, TX	3.0	2.0	1248	$1,950	$1.56	0d	1	0.34mi
335 6th St Dickinson, TX	3.0	2.0	1479	$1,850	$1.25	45d	1	0.37mi
1404 E Bayshore Dr Dickinson, TX	3.0	1.0	900	$1,000	$1.11	45d	1	0.78mi

Listing history 29 events

1. 2026-06-21
   days on market $187,499 Pending 103 DOM
2. 2026-06-18
   days on market $187,499 Pending 100 DOM
3. 2026-06-17
   days on market $187,499 Pending 99 DOM
4. 2026-06-16
   statusdays on market $187,499 Pending 98 DOM
5. 2026-06-15
   days on market $187,499 Active 97 DOM
6. 2026-06-13
   days on market $187,499 Active 95 DOM
7. 2026-06-09
   days on market $187,499 Active 91 DOM
8. 2026-06-08
   days on market $187,499 Active 90 DOM
9. 2026-06-07
   days on market $187,499 Active 89 DOM
10. 2026-06-04
    days on market $187,499 Active 86 DOM
11. 2026-06-03
    days on market $187,499 Active 85 DOM
12. 2026-06-02
    days on market $187,499 Active 84 DOM
13. 2026-06-01
    days on market $187,499 Active 83 DOM
14. 2026-05-31
    days on market $187,499 Active 82 DOM
15. 2026-05-05
    price $187,499 853-char remark

    Show marketing remark (853 chars)

    Charming and well cared for 3 bedroom, 2 bath cottage just three blocks from beautiful Galveston Bay. January 2026 updates include new laminate flooring in the living room and bedrooms, fresh bedroom paint, and foundation leveling, giving it a clean, move-in ready feel. Perfect for first time buyers looking for comfort and value. Additional highlights include: • Roof replaced August 16, 2024 by Stronghold Roofing with transferable warranty • Breaker box replaced about 2 years ago • Double pane windows for energy efficiency • Spacious two car carport with 30/40 amp trailer hookup and drain connector • Laminate and tile flooring throughout. Per previous owner, home was built in 1985 and fully rebuilt from the frame out in 2006. Current owner has maintained it well with ongoing care and updates. All appliances included.

16. 2026-03-10
    listed $187,500 Active 853-char remark

    Show marketing remark (853 chars)

    Charming and well cared for 3 bedroom, 2 bath cottage just three blocks from beautiful Galveston Bay. January 2026 updates include new laminate flooring in the living room and bedrooms, fresh bedroom paint, and foundation leveling, giving it a clean, move-in ready feel. Perfect for first time buyers looking for comfort and value. Additional highlights include: • Roof replaced August 16, 2024 by Stronghold Roofing with transferable warranty • Breaker box replaced about 2 years ago • Double pane windows for energy efficiency • Spacious two car carport with 30/40 amp trailer hookup and drain connector • Laminate and tile flooring throughout. Per previous owner, home was built in 1985 and fully rebuilt from the frame out in 2006. Current owner has maintained it well with ongoing care and updates. All appliances included.

17. 2026-02-23
    historical
18. 2025-09-04
    price $189,900
19. 2025-08-16
    listed $206,500 Active
20. 2016-11-03
    soldstatus
21. 2015-09-14
    historical
22. 2015-09-11
    soldstatus Sold
23. 2015-09-05
    status Pending
24. 2015-08-24
    status Option Pending
25. 2015-07-20
    listed $82,500 Active
26. 2009-08-20
    historical
27. 2009-04-13
    listed $87,500
28. 2008-08-11
    historical
29. 2007-12-10
    listed $89,800

ⓘ 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: $2,456 · $205/mo
• Projected year-2 tax: $3,431 · $286/mo
• Expected delta: +$975/yr (+$81/mo · 39.7%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,847
• − Mortgage interest: −$10,503
• − Property taxes: −$2,456
• − Insurance: −$6,056
• − Repairs & maintenance: −$1,828
• − Management: −$1,828
• − Depreciation: −$5,455
• Taxable loss: −$5,278
• Est. tax savings @ 24.0%: +$1,267
• After-tax cash flow: $-995/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: Dickinson ISD
• NCES district ID: 4817070
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 40% ▼ -2.00%
• Median HH income: $61,318
• Composite: 35.16/100
• National rank: #5005
• State rank: #366 of 826 in TX

Livability — San Leon

• Score: 62/100
• State rank: #899
• US rank: #16159

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Leon, TX
• County: Galveston County · 357,330 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 49,375
• Household income: $89,111
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 869.0

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 0.64)
• Race & ethnicity: White 47% Hispanic / Latino 37% Two or more races 19% Black 10% Asian 3%
• Hispanic origin (detail): Mexican 29% Puerto Rican 2%
• Common ancestry: Italian 3% Romanian 2% Lithuanian 1%
• Foreign-born: 13% · Canada, Vietnam
• Languages at home: 73% English-only · Spanish 24% Vietnamese 1% 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: ▼ -109.46%
• Current HPI: 258.0104
• Rent YoY: ▼ -0.12%
• 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

+108.8% since first listed

15 events — show timeline

• 2026-05-05 Price Changed $187,499 HARMLS
• 2026-03-10 Listed $187,500 HARMLS
• 2026-02-23 Listing Removed — HARMLS
• 2025-09-04 Price Changed $189,900 HARMLS
• 2025-08-16 Listed $206,500 HARMLS
• 2016-11-03 Sold (Public Records) — Public Records
• 2015-09-14 Listing Removed — HARMLS
• 2015-09-11 Sold (MLS) — HARMLS
• 2015-09-05 Pending — HARMLS
• 2015-08-24 Pending — HARMLS
• 2015-07-20 Listed $82,500 HARMLS
• 2009-08-20 Listing Removed — HARMLS
• 2009-04-13 Listed $87,500 HARMLS
• 2008-08-11 Listing Removed — HARMLS
• 2007-12-10 Listed $89,800 HARMLS

Property tax history

+4.7%/yr

Latest (2025): $2,456 · +10.2% YoY. Source: county tax records.