805 17th Ave N · Texas City, TX 77590

$155,000

3 bd · 1.0 ba · 1,010 sqft · SingleFamily public records · 34 Days on market

Built 1968 8,123 sqft lot $153/sqft · at area comps Est $156k · at est.

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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).

• Cash flow +16.9/30.0
• ARV discount +7.7/15.0
• DSCR +5.3/10.0
• 1% rule +4.3/10.0
• 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

Welcome to this remodeled charming 3-bedroom, 1-bath home located in a quiet and established neighborhood in Texas City. This well-maintained property offers comfortable living with a functional layout perfect for families or individuals looking for extra space. The home features a bright living area with plenty of natural light, a cozy dining space, and a practical kitchen with ample cabinet storage. All three bedrooms are nicely sized with good closet space. Enjoy a spacious yard—great for outdoor activities, relaxing evenings, or family gatherings. Conveniently located near schools, shopping, dining, and major highways, this home offers both comfort and accessibility. Owner will in

Key facts

• 8,123 sq ft lot
• Built 1968
• Listed 34 days

Property features AI

Finance

• Other: Seller disclosure available
• HOA & community: Curbs in the community

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (first-floor living areas)
• Construction: Built in 1968; Cement siding; Composition roof; Pillar/post/pier foundation
• Exterior features: Back yard with fence; Subdivision setting; Asphalt and concrete road surfaces

Interior

• Kitchen: First-floor kitchen (approx. 11x8)
• Bedrooms: Three bedrooms on the first floor (approx. 14x10, 14x10, 16x8)
• Flooring: Plank; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central gas heating; Central electric air conditioning
• Interior features: Plank and vinyl flooring; 5 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $36 ($433/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (7.4% below list).
• Recommended offer: $143k (7.4% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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+, 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: Roosevelt-Wilson El (math 36% / reading 34%, grade F, #1,965 of 4,322 statewide, top 46%, 492 students, 77% FRL); 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); 296 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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 34 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,486 (7.4% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 0.93% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.83%
• DSCR: 1.13
• GRM: 9.0

CMA / ARV

• ARV (median comp): $155,601
• List price: $155,000
• Delta: -0.39%
• 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
404 17th Ave N	0.36mi	3/1.0	1,026 (+2%)	5mo	$175,000	$171	77
908 19th Ave N	0.20mi	3/1.5	936 (-7%)	8mo	$189,900	$203	70
1109 11th St N	0.41mi	3/1.0	972 (-4%)	10mo	$150,000	$154	66
515 24th Ave N	0.51mi	3/1.0	1,076 (+6%)	2mo	$139,000	$129	64
810 10th Ave N	0.43mi	2/1.0 (-1)	1,067 (+6%)	2mo	$120,000	$112	64
210 19th Ave N	0.54mi	3/1.0	1,033 (+2%)	10mo	$154,900	$150	63
317 11th Ave N	0.59mi	2/1.0 (-1)	1,032 (+2%)	4mo	$175,000	$170	61
813 12th Ave N	0.33mi	3/2.0	1,126 (+12%)	1mo	$164,999	$147	61
221 18th Ave N	0.49mi	3/1.0	1,129 (+12%)	4mo	$100,000	$89	54
322 24th Ave N	0.63mi	3/1.0	1,072 (+6%)	8mo	$155,000	$145	54
1521 15th Ave N	0.70mi	2/1.0 (-1)	1,036 (+3%)	6mo	$105,000	$101	53
706 13th St N	0.74mi	3/1.0	920 (-9%)	2mo	$156,000	$170	48

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 · 4.91% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.54×
• Total profit: $-19,972
• Equity at exit: $23,111

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-2,291
• Equity at exit: $13,402

Cash invested: $43,400 (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: 296
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,435 high
• Mortgage (P&I): −$813
• Tax from tax record: −$154 /mo · $1,843/yr
• Insurance: −$65
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $36

Break-even live

Break-even rent $1,389

Max offer price $155,000

Occupancy floor 92%

Sensitivity live

Price	-10% $124	-5% $80	+0% $36	+5% $-8	+10% $-52
Rent	-10% $-77	-5% $-21	+0% $36	+5% $93	+10% $149
Rate	-1.0pp $114	-0.5pp $75	base $36	+0.5pp $-4	+1.0pp $-45

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701 22nd Ave N Texas City, TX	3.0	2.0	1011	$1,386	$1.37	45d	1	0.26mi
422 19th Ave N Texas City, TX	2.0	1.0	900	$1,400	$1.56	45d	1	0.35mi
1116 11th St N Texas City, TX	2.0	1.0	1075	$1,129	$1.05	45d	1	0.39mi
324 17th Ave N Texas City, TX	2.0	1.0	1184	$1,450	$1.22	45d	1	0.39mi
221 18th Ave N Texas City, TX	3.0	1.0	1040	$1,550	$1.49	15d	1	0.48mi
626 8th Ave N Texas City, TX	2.0	1.5	1000	$1,275	$1.27	19d	2	0.59mi
45 17th Ave N Texas City, TX	4.0	1.0	1168	$1,750	$1.50	0d	1	0.63mi
1001 9th Ave N Texas City, TX	2.0	1.0	814	$1,250	$1.54	45d	1	0.69mi
1028 5th Ave N Unit 1 Texas City, TX	2.0	1.0	847	$945	$1.12	15d	1	0.82mi
1228 6th Ave N Unit 1 Texas City, TX	2.0	1.0	847	$945	$1.12	15d	1	0.84mi
128 7th Ave N Texas City, TX	3.0	2.0	1329	$1,495	$1.12	1d	1	0.87mi
813 Bay St N Texas City, TX	2.0–3.0	1.0–1.5	1010	$1,420	$1.41	0d	9	0.90mi
1112 1st Ave N Texas City, TX	2.0	1.0	847	$945	$1.12	24d	1	1.06mi
1114 1st Ave N Texas City, TX	2.0	1.0	847	$945	$1.12	24d	1	1.07mi
1919 13th Ave N Texas City, TX	1.0–3.0	1.0–2.0	950	$1,499	$1.58	1d	4	1.11mi
2202 16th Ave N Texas City, TX	2.0	1.5	860	$975	$1.13	13d	4	1.26mi
2608 21st St N Texas City, TX	3.0	2.0	974	$1,400	$1.44	45d	1	1.29mi
2602 21st St N Texas City, TX	1.0–3.0	1.0–2.0	768	$1,450	$1.89	0d	44	1.31mi
24 1st St N Texas City, TX	3.0	1.0	940	$1,250	$1.33	45d	1	1.33mi
1231 23rd St N Texas City, TX	4.0	2.0	1330	$1,500	$1.13	1d	1	1.36mi
2418 14th Ave N Texas City, TX	3.0	2.0	1488	$1,775	$1.19	5d	1	1.46mi

Listing history 24 events

1. 2026-06-13
   days on market $155,000 Pending 34 DOM
2. 2026-06-09
   days on market $155,000 Pending 33 DOM
3. 2026-06-08
   days on market $155,000 Pending 32 DOM
4. 2026-06-07
   days on market $155,000 Pending 31 DOM
5. 2026-06-04
   statusdays on market $155,000 Pending 28 DOM
6. 2026-06-03
   days on market $155,000 Active 27 DOM
7. 2026-06-02
   days on market $155,000 Active 26 DOM
8. 2026-06-01
   days on market $155,000 Active 25 DOM
9. 2026-05-31
   days on market $155,000 Active 24 DOM
10. 2026-05-07
    listed $147,730 Active 685-char remark
11. 2026-05-07
    historical
12. 2026-04-17
    price $149,870
13. 2026-03-17
    price $154,720
14. 2026-02-20
    listed $156,710 Active
15. 2023-06-25
    historical
16. 2018-12-28
    soldstatus
17. 2018-05-23
    soldstatus
18. 2017-03-23
    soldstatus
19. 2017-03-23
    soldstatus
20. 2015-10-04
    historical
21. 2015-09-24
    status Active
22. 2015-09-24
    status Pending
23. 2015-09-15
    status Option Pending
24. 2015-09-08
    listed $35,000 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: $1,843 · $154/mo
• Projected year-2 tax: $2,836 · $236/mo
• Expected delta: +$993/yr (+$83/mo · 53.9%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X · 60% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,218
• − Mortgage interest: −$8,682
• − Property taxes: −$1,843
• − Insurance: −$1,572
• − Repairs & maintenance: −$1,377
• − Management: −$1,377
• − Depreciation: −$4,509
• Taxable loss: −$2,144
• Est. tax savings @ 24.0%: +$515
• After-tax cash flow: $947/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

+342.9% since first listed

18 events — show timeline

• 2026-06-11 Pending — HARMLS
• 2026-06-03 Pending — HARMLS
• 2026-05-28 Price Changed $155,000 HARMLS
• 2026-05-07 Listing Removed — HARMLS
• 2026-05-07 Listed $147,730 HARMLS
• 2026-04-17 Price Changed $149,870 HARMLS
• 2026-03-17 Price Changed $154,720 HARMLS
• 2026-02-20 Listed $156,710 HARMLS
• 2023-06-25 Rental Removed — BUILDIUM
• 2018-12-28 Sold (Public Records) — Public Records
• 2018-05-23 Sold (Public Records) — Public Records
• 2017-03-23 Sold (Public Records) — Public Records
• 2017-03-23 Sold (Public Records) — Public Records
• 2015-10-04 Listing Removed — HARMLS
• 2015-09-24 Relisted — HARMLS
• 2015-09-24 Pending — HARMLS
• 2015-09-15 Pending — HARMLS
• 2015-09-08 Listed $35,000 HARMLS

Property tax history

+4.8%/yr

Latest (2025): $1,843 · +21.8% YoY. Source: county tax records.