1732 Highway 3 · La Marque, TX 77568

$179,900

5 bd · 1.5 ba · 1,596 sqft · SingleFamily public records · 65 Days on market

Built 1965 0.50 ac lot $113/sqft · 11% below area Est $201k · 11% under

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Why this score? — see what drove the B- 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 +27.5/30.0
• ARV discount +12.3/15.0
• DSCR +9.6/10.0
• 1% rule +8.4/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Not every home is a beauty queen… but this one’s got serious potential and a whole lot of space to work with! Sitting on ½ acre, this property offers a 5-bedroom, 2-bath main house plus a 20x13 guest house complete with full bath and kitchenette—perfect for extended family, rental income, or a private office. There’s also a 20x13 shop with a half bath, ideal for running a business, hobbies, or storage. Yes, it needs work—but for the right buyer, this is an opportunity to create something truly special. Roof was replaced in 2012. If you’ve got vision (and maybe a good contractor on speed dial), this could be your next great investment or live/work setup!

Key facts

• Kitchenette
• Half bath
• Guest house

Tags

• GUEST HOUSE
• FULL BATH
• KITCHENETTE
• HALF BATH

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 5.6% in La Marque — 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 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, schools F, crime 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 (+4.0%/yr); 661 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 39% 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 $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.
• At projected returns (-3.0% appreciation + 4.0% rent growth), your $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. 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. 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?
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: 1.34% ✓
• Cap rate: 9.84%
• Cash-on-cash: 12.66%
• DSCR: 1.56
• GRM: 6.2

CMA / ARV

• ARV (median comp): $201,422
• List price: $179,900
• Delta: -10.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1131 Prune St	0.44mi	4/2.0 (-1)	1,623 (+2%)	8mo	$215,000	$132	63
415 Elaine St	0.62mi	4/2.0 (-1)	1,655 (+4%)	11mo	$195,000	$118	49
105 Lee Dr	0.42mi	4/2.0 (-1)	1,450 (-9%)	21mo	$225,000	$155	40

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: -0.4%
• Equity multiple: 0.98×
• Total profit: $-774
• Equity at exit: $26,824

10-year hold

• IRR: 10.5%
• Equity multiple: 1.86×
• Total profit: $43,128
• Equity at exit: $15,554

Cash invested: $50,372 (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 77568

• Home prices YoY: -22.7%
• Rents YoY: 4.0%
• Active inventory: 661
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,408 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$353 /mo · $4,233/yr
• Insurance: −$75
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $406

Break-even live

Break-even rent $1,894

Max offer price $179,900

Occupancy floor 78%

Sensitivity live

Price	-10% $508	-5% $457	+0% $406	+5% $355	+10% $304
Rent	-10% $216	-5% $311	+0% $406	+5% $501	+10% $596
Rate	-1.0pp $497	-0.5pp $452	base $406	+0.5pp $359	+1.0pp $312

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Plum St La Marque, TX	4.0	1.5	1329	$2,100	$1.58	4d	1	0.48mi
509 Bluebonnet Dr La Marque, TX	4.0	1.0	1223	$1,550	$1.27	45d	1	0.83mi
1401 Austin St La Marque, TX	4.0	3.0	1542	$2,400	$1.56	45d	1	1.50mi

Listing history 18 events

1. 2026-06-21
   days on market $179,900 Active 65 DOM
2. 2026-06-18
   days on market $179,900 Active 62 DOM
3. 2026-06-17
   days on market $179,900 Active 61 DOM
4. 2026-06-16
   days on market $179,900 Active 60 DOM
5. 2026-06-15
   days on market $179,900 Active 59 DOM
6. 2026-06-13
   days on market $179,900 Active 57 DOM
7. 2026-06-09
   days on market $179,900 Active 53 DOM
8. 2026-06-08
   pricedays on market $179,900 Active 52 DOM
9. 2026-06-07
   days on market $199,900 Active 51 DOM
10. 2026-06-04
    days on market $199,900 Active 48 DOM
11. 2026-06-03
    days on market $199,900 Active 47 DOM
12. 2026-06-02
    days on market $199,900 Active 46 DOM
13. 2026-06-01
    days on market $199,900 Active 45 DOM
14. 2026-05-31
    days on market $199,900 Active 44 DOM
15. 2026-04-17
    listed $209,000 Active 706-char remark

    Show marketing remark (706 chars)

    Not every home is a beauty queen… but this one’s got serious potential and a whole lot of space to work with! Sitting on ½ acre, this property offers a 5-bedroom, 2-bath main house plus a 20x13 guest house complete with full bath and kitchenette—perfect for extended family, rental income, or a private office. There’s also a 20x13 shop with a half bath, ideal for running a business, hobbies, or storage. Yes, it needs work—but for the right buyer, this is an opportunity to create something truly special. Roof was replaced in 2012. If you’ve got vision (and maybe a good contractor on speed dial), this could be your next great investment or live/work setup!

16. 2010-04-22
    soldstatus
17. 2009-04-09
    soldstatus
18. 1997-10-22
    soldstatus

ⓘ 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: $4,233 · $353/mo
• Projected year-2 tax: $4,233 · $353/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 7/10 Severe FEMA zone A · 74% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 26 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: $28,897
• − Mortgage interest: −$10,077
• − Property taxes: −$4,233
• − Insurance: −$2,402
• − Repairs & maintenance: −$2,312
• − Management: −$2,312
• − Depreciation: −$5,233
• Taxable income: $2,328
• Est. tax owed @ 24.0%: −$559
• After-tax cash flow: $4,314/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 — 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 · 357,330 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: 700.0

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: 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%

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

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

4 events — show timeline

• 2026-04-17 Listed $209,000 HARMLS
• 2010-04-22 Sold (Public Records) — Public Records
• 2009-04-09 Sold (Public Records) — Public Records
• 1997-10-22 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $4,233 · +23.6% YoY. Source: county tax records.