Oxford Plan · La Marque, TX 77568

$283,990

4 bd · 2.0 ba · 1,716 sqft · SingleFamily · 179 Days on market

Good condition

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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).

• Cash flow +8.0/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• 1% rule +2.5/10.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• En-suite bathroom

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• THREE SECONDARY BEDROOMS

🏗️ New construction. The $283,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $294,021.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $284k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-297 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (22.6% below list).
• Recommended offer: $220k (22.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#1,136 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities F.
• Hitchcock ISD (suburban): math 28% / reading 31% proficiency, ranked #628 of 826 in TX (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hitchcock Pri (453 students, 85% FRL); Crosby Middle (math 25% / reading 33%, grade F, #1,103 of 1,662 statewide, top 67%, 410 students, 84% FRL); Hitchcock H S (math 47% / reading 47%, grade D-, #591 of 1,632 statewide, top 38%, 470 students, 77% FRL).
• Market conditions: Rents rising (+4.0%/yr); 889 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 35% of the median local income ($75k/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 $9k 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 179 days — a 12% lower offer ($250k) is reasonable based on typical stale-listing flexibility.

Recommended offer $219,669 (22.6% 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. It's been on market 179 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
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 F 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. 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: 0.75% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.32%
• DSCR: 0.81
• GRM: 11.2

CMA / ARV

• ARV (median comp): $294,021
• List price: $283,990
• Delta: -3.41%
• 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
940 Woodhaven Lakes Dr	0.22mi	4/2.0	1,716 (0%)	1mo	$255,991	$149	89
921 Woodhaven Lakes Dr	0.22mi	4/2.0	1,716 (0%)	2mo	$265,990	$155	88
813 Woodhaven Lakes Dr	0.21mi	4/2.0	1,676 (-2%)	2mo	$260,000	$155	85
1090 Garnet Star Dr	0.56mi	4/2.0	1,732 (+1%)	2mo	$289,990	$167	71
1210 Sacred Light Ln	0.50mi	3/2.0 (-1)	1,732 (+1%)	0mo	$297,990	$172	70
817 Woodhaven Lakes Dr	0.21mi	4/2.0	1,922 (+12%)	1mo	$275,990	$144	69
1073 Garnet Star Dr	0.57mi	3/2.0 (-1)	1,627 (-5%)	1mo	$276,990	$170	59
765 Camden Valley Ln	0.44mi	4/2.0	1,941 (+13%)	2mo	$285,900	$147	56
1062 Garnet Star Dr	0.61mi	4/2.0	1,872 (+9%)	1mo	$295,990	$158	55
432 Pecan Landing Ln	0.72mi	4/2.0	1,877 (+9%)	2mo	$299,999	$160	49
650 Harbor Colony Ln	0.55mi	3/2.0 (-1)	1,496 (-13%)	1mo	$254,900	$170	47
4957 Perennial Ln	0.67mi	3/2.0 (-1)	1,512 (-12%)	1mo	$250,000	$165	43

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 · 3.95% rent growth · sell at horizon

5-year hold

• IRR: -22.5%
• Equity multiple: 0.22×
• Total profit: $-64,377
• Equity at exit: $43,840

10-year hold

• IRR: -14.5%
• Equity multiple: 0.13×
• Total profit: $-71,375
• Equity at exit: $25,422

Cash invested: $82,326 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 113 active · 59 under contract
• Months of supply: 10.4 mo (10%/mo absorbed)
• Median asking: $273,990 ($158/sqft)
• Median days on market: 111 d
• This list price: 73% of active listings are priced below it
• ARV vs active asking: +8.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77568

• Home prices YoY: -22.7%
• Rents YoY: 4.0%
• Active inventory: 889
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,197 high
• Mortgage (P&I): −$1,542
• Tax est. 1.5%: −$368 /mo · $4,410/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $-297

Break-even live

Break-even rent $2,572

Max offer price $251,114

Occupancy floor —

Sensitivity live

Price	-10% $-93	-5% $-195	+0% $-297	+5% $-398	+10% $-500
Rent	-10% $-470	-5% $-383	+0% $-297	+5% $-210	+10% $-123
Rate	-1.0pp $-148	-0.5pp $-222	base $-297	+0.5pp $-373	+1.0pp $-450

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: $73,505
• Closing costs: $8,821
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 Maple Bend Ln La Marque, TX	4.0	2.5	1947	$1,966	$1.01	18d	1	0.56mi
453 Maple Bend Ln La Marque, TX	3.0	2.0	1860	$2,071	$1.11	115d	1	0.58mi
5500 FM 2004 Rd #9 Hitchcock, TX	3.0	2.0	1193	$1,395	$1.17	24d	1	0.84mi
8208 Ash Rd Texas City, TX	4.0	2.0	1701	$1,795	$1.06	139d	1	1.48mi
9210 Tacquard Dr Hitchcock, TX	4.0	1.0	1592	$1,700	$1.07	18d	1	1.50mi

Listing history 50 events

1. 2026-09-23
   days on market $283,990 Active 179 DOM
2. 2026-09-22
   days on market $283,990 Active 178 DOM
3. 2026-09-21
   days on market $283,990 Active 177 DOM
4. 2026-09-20
   days on market $283,990 Active 176 DOM
5. 2026-09-19
   days on market $283,990 Active 175 DOM
6. 2026-09-18
   days on market $283,990 Active 174 DOM
7. 2026-09-17
   days on market $283,990 Active 173 DOM
8. 2026-09-16
   days on market $283,990 Active 172 DOM
9. 2026-09-15
   days on market $283,990 Active 171 DOM
10. 2026-09-14
    days on market $283,990 Active 170 DOM
11. 2026-09-13
    days on market $283,990 Active 169 DOM
12. 2026-09-12
    days on market $283,990 Active 168 DOM
13. 2026-09-11
    days on market $283,990 Active 167 DOM
14. 2026-09-05
    days on market $283,990 Active 161 DOM
15. 2026-09-04
    days on market $283,990 Active 160 DOM
16. 2026-09-02
    days on market $283,990 Active 158 DOM
17. 2026-08-31
    days on market $283,990 Active 156 DOM
18. 2026-08-29
    days on market $283,990 Active 154 DOM
19. 2026-08-28
    days on market $283,990 Active 153 DOM
20. 2026-08-27
    days on market $283,990 Active 152 DOM
21. 2026-08-25
    days on market $283,990 Active 150 DOM
22. 2026-08-24
    days on market $283,990 Active 149 DOM
23. 2026-08-23
    days on market $283,990 Active 148 DOM
24. 2026-08-22
    days on market $283,990 Active 147 DOM
25. 2026-08-21
    days on market $283,990 Active 146 DOM
26. 2026-08-20
    days on market $283,990 Active 145 DOM
27. 2026-08-19
    days on market $283,990 Active 144 DOM
28. 2026-08-18
    days on market $283,990 Active 143 DOM
29. 2026-08-17
    days on market $283,990 Active 142 DOM
30. 2026-08-16
    days on market $283,990 Active 141 DOM
31. 2026-08-15
    days on market $283,990 Active 140 DOM
32. 2026-08-14
    days on market $283,990 Active 139 DOM
33. 2026-08-13
    days on market $283,990 Active 138 DOM
34. 2026-08-12
    days on market $283,990 Active 137 DOM
35. 2026-08-11
    days on market $283,990 Active 136 DOM
36. 2026-08-10
    days on market $283,990 Active 135 DOM
37. 2026-08-09
    days on market $283,990 Active 134 DOM
38. 2026-08-08
    days on market $283,990 Active 133 DOM
39. 2026-08-06
    days on market $283,990 Active 131 DOM
40. 2026-08-05
    days on market $283,990 Active 130 DOM
41. 2026-08-04
    days on market $283,990 Active 129 DOM
42. 2026-08-03
    days on market $283,990 Active 128 DOM
43. 2026-07-31
    days on market $283,990 Active 125 DOM
44. 2026-07-30
    days on market $283,990 Active 123 DOM
45. 2026-07-28
    pricedays on market $283,990 Active 122 DOM
46. 2026-07-26
    days on market $282,990 Active 120 DOM
47. 2026-07-24
    days on market $282,990 Active 118 DOM
48. 2026-07-23
    days on market $282,990 Active 117 DOM
49. 2026-07-22
    days on market $282,990 Active 116 DOM
50. 2026-07-21
    days on market $282,990 Active 115 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,360
• − Mortgage interest: −$16,470
• − Property taxes: −$4,410
• − Insurance: −$1,470
• − Repairs & maintenance: −$2,109
• − Management: −$2,109
• − Depreciation: −$8,553
• Taxable loss: −$8,761
• Est. tax savings @ 24.0%: +$2,103
• After-tax cash flow: $-1,456/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This single-level home showcases a spacious open floorplan with modern finishes and a well-maintained exterior. It is in good condition and ready for a new owner or tenant. Potential value-adding updates include painting, landscaping, and kitchen appliance upgrades.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can increase the home's appeal to potential buyers. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to both buyers and tenants. ↑
• Both Upgrading the flooring — Upgrading to higher-end flooring can increase the home's value and appeal to both buyers and tenants. ↑

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Hitchcock Pri Middle Crosby Middle F TX #1,103/1,662 Nat'l #9,290/14,009 High Hitchcock H S D- TX #591/1,632 Nat'l #6,330/17,239

Schools (NCES district)

• District: Hitchcock ISD
• NCES district ID: 4823310
• Math proficiency: 28% ▼ -2.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $47,041
• Composite: 25.5/100
• National rank: #7439
• State rank: #628 of 826 in TX

D Composite livability gradescore 59/100

Livability — La Marque

• Score: 59/100
• State rank: #1136
• US rank: #20037

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Marque, TX
• County: Galveston County · 390,640 people
• City population: 23,083
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 23,083
• Household income: $74,694
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 16% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 37% Hispanic / Latino 29% Black 26% Two or more races 17% Asian 3%
• Hispanic origin (detail): Mexican 22% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Italian 1% Serbian 1%
• Foreign-born: 8% · Canada
• Languages at home: 77% English-only · Spanish 21% Tagalog/Filipino 1% Other Asian/Pacific 1%

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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: ▼ -69.39%
• Current HPI: 236.0239
• Rent YoY: ▲ 3.95%
• Metro: Houston-The Woodlands-Sugar Land, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

• 2026-03-28 Listed $272,990 Zillow